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Home My WebLink About2024-08-05 Council PacketOut of the three existing building -mounted signs, only one (the Riddell sign located on the north building elevation) faces the interstate highway. Pursuant to Section 12-11-6.13, properties that abut an interstate highway are pemutted one interstate highway wall signin conformance with the standards in Section 12-11-6.13.�on the building elevation that is visible from the interstate highway. As such, the existing north -facing sign is classified as an interstate highway wall sign and, as a separate sign type, is not included in the count or area calculations for regular wall signs. The remaining three existing building -mounted signs located on the west and south elevations of the building are classified as wall signs. Pursuant to Section 12-11-6.131 office buildings are permitted to have up to three wall signs not exceeding 200 square feet Based on the analysis below, the subject property is currently compliant with the quantity of wall signs and the maximum total sign area permitted for an office building. Sign H) Exist in Building Sign Type -Mounted Signs Sign Location Sign Area "1700" Wall West 43 SF "1700" Wall South 43 SF "1700 Higgins Centre" Wall South 39 SF "Riddell" Interstate Flighway Wall North 75 SF Total Area 200 SF Less Sign Area of Interstate Ifighway Si 75 S Total Existing Sign Area for Building 125 SF Requested Variations The petitioner is proposing to install a new 112-square-foot wall sign on the east elevation of the building for one of the existing businesses in the building. The proposal would increase the number of wall signs to four and the total sign area to 237 square feet, which both require major variations as noted in the table below. While these are both major variation requests Drat require City Council approval, the PZB shall review each request and make a recommendation to City Council based on its findings. Requested Variations Requirement Proposal The total number Allow four wall signs including the following: of wall signs a. 1700 (West elevation) — existing permitted for an b. 1700 (South elevation) — existing office building is c. 1700 Higgins Center (South elevation) — existing three. d. Orthodontic Experts (East elevation) —proposed The total sign area Allow 237 SF of wall sign area inclusive of the four for the entire existing and proposed wall signs: building (all a. 1700 (West elevation) — 43 SF elevations) cannot b. 1700 (South elevation) — 43 SF exceed 200 SF for c. 1700 Higgins Center (South elevation) — 39 SF an office building. d. Orthodontic Experts (East elevation) — 112 SF Page 3 of 40 w+mam,mvw vgnWru@ym wyew mvy.cmW ,mmswaMww vj ID+m,meyuuy,mgrrrxa>,!nm w'wnapFpnvu Jry W 1wW nwpmq!uapy0mpp:gwmpfnOwpmglupvW glq OmiW '^<li4m➢Ofp,yun ppgA b,m/ugpampppgwWyIDWq'wp!W'a+^Tw NgwlAp Yp�y}wpwmnpm,%qj A� vawgsq U saWN ViOi/S& lHIAd ON We 0 iNow3soa ® 1. s Ialluapls RllwJ albu15:✓4 mOH all90W 8-W h ww%le!aua :E.) G le w%myq PN'wp:ZJL 6uluol wmdoi aPue 5uluol now deW 6uiuoZ UJt1 Aosuo` Sl� DES COMMUNITY AND ECONOMIC DEVELOPMENT PPLAINES 1420 Miner Street 4 Des Plaines, IL 60016 1 L L 1 N 0 1 S P: 847.391.5306 desplaines.org STANDARDS FOR VARIATIONS In order to understand your reasons for requesting a variation, please answer the following items completely and thoroughly (two to three sentences each). Variation applicants must demonstrate that special circumstances or unusual conditions prevent them from following the specific regulations of their zoning district. Applicants must prove that the zoning regulations, in combination with the uncommon conditions of the property, prevents them from making any reasonable use of the land. Keep in mind that no variation may be granted that would adversely affect surrounding properties or the general neighborhood. 1. Hardship: No variation shall be granted pursuant to this subsection H unless the applicant shall establish that carrying out the strict letter of the provisions of this title would create a particular hardship or a practical difficulty. 2. Unique Physical Condition: The subject lot is exceptional as compared to other lots subject to the same provision by reason of a unique physical condition, including presence of an existing use, structure, or sign, whether conforming or nonconforming; irregular or substandard shape or size; exceptional topographical features; or other extraordinary physical conditions peculiar to and inherent in the subject lot that amount to more than a mere inconvenience to the owner and that relate to or arise out of the lot rather than the personal situation of the current owner of the lot. 3. Not Self -Created: The aforesaid unique physical condition is not the result of any action or inaction of the owner or its predecessors in title and existed at the time of the enactment of the provisions from which a variance is sought or was created by natural forces or was the result of governmental action, other than the adoption of this title. 4. Denied Substantial Rights: The carrying out of the strict letter of the provision from which a variance is sought would deprive the owner of the subject lot of substantial rights commonly enjoyed by owners of other lots subject to the same provision. Attachment 4 Page 14 of 40 as �yU M 1 5 I Rim jig ° A /8 O M •; /� v 00, 0.�d w 5 s'3pge [O� • �o qe ♦ 9 s. [ � TO NOL gyO iN 0'�Y a, � � � /� tl V9ICATFD Lx�PT6� MEET a d .R e a; l a j§ g / w - OAT I gym- a• r a O A Ran/ I d L, 44R / B" c /�/ /� /( 3 / Pon T/AY'IMBRI pp 500Yb'ITSO I gg �y / a wggGb � :9Ra 9a �R6 dw� ly gAi, gga a s= a L_ LJ LJ IT dR t9 g^gg gCg5 w� de dQ dQ pada ngR AR oil, _1___ - -_ 9° p w E€ a,Ra� a log? 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This request included a major variation to reduce the quantity of required off- street parking spaces for both the existing office building and theproposed hotel and a subdivision to split the property into four lots�cne for the existing office building, one for the anticipated hotel, and one each for the two billboard signs--aud was approved via Ordinance Z-44-21. The approval of these requests was later extended by the Zoning Administrator on September 22, 2022 but has since expired. MAJOR VARIATIONS Request Description: Existing Signs and Classifications There are a variety of different signs on the subject property including four building -mounted signs and three freestanding signs consisting of one monument sign and two billboard signs. Since the subject property abuts an interstate highway (i.e., Interstate I-90), additional sign allowances are permitted through Sections 12-11-5.11 and 12-11-6.B including billboards and interstate highway wall signs. However, since there are no proposed changes to the existing freestanding signs, this analysis will focus on the existing and proposed building -mounted signs detailed in the attached project narrative. Out of the three existing building -mounted signs, only one (the Riddell sign located on the north building elevation) faces the interstate highway. Pursuant to Section 12-11-6.11, properties that abut an interstate highway are permitted one interstate highway wall sign m conformance with the standards in Section 12-11-6.B.�on the building elevation that is visible from the interstate highway. As such, the existing north -facing sign is classified as an interstate highway wall sign and, as a separate sign type, is not included in the count or area calculations for regular wall signs. The remaining three existing building -mounted signs located on the west and south elevations of the building are classified as wall signs. Pursuant to Section 12-11-6.11, office buildings are permitted to have up to three wall signs not exceeding 200 square feet. Based on the analysis below, the subject property is currently compliant with the quantity of wall signs and the maximum total sign area permitted for an office building. Existing Building-Mountecl signs Sign ID Sign Type Sign Location Sign Area "1700" Wall West 43 SF Attachment 7 Page 21 of 40 "1700" Wall South 43 SF "1700 Higgins Centre" Wall South 39 SF "Riddell" Interstate Highway Wall North 75 SF Total Area 200 SF Less Sign Area of Interstate Highway Sign (75 SF) Total Existing Sign Area for Building 125 SF Requested Variations The petitioner is proposing to install a new 112-square-foot wall sign on the east elevation of the building for one of the existing businesses in the building. The proposal would increase the number of wall signs to four and the total sign area to 237 square feet, which both require major variations as noted in the table below. While these are both major variation requests that require City Council approval, the PZB shall review each request and make a recommendation to City Council based on its findings. Requested Variations Requirement Proposal The total number Allow four wall signs including the following: of wall signs permitted for an a. 1700 (West elevation) — existing office building is b. 1700 (South elevation) — existing c. 1700 Higgins Center (South elevation) — existing three. d. Orthodontic Experts (East elevation) — proposed The total sign area Allow 237 SF of wall sign area inclusive of the four for the entire existing and proposed wall signs: building (all elevations) cannot a. 1700 (West elevationSF exceed 200 SF for b. 1700 (South elevation)) — 3 SF 4uth c. 1700 Higgins Center (Soo elevation) — 39 SF an office building. d. Orthodontic Experts (East elevation) — 112 SF The applicant has located the proposed "Orthodontic Experts" sign on the f tFade in an area that faces the adjacent property to the east and therefore this sign is not considered a second tollway sign (which would be prohibited). Attachment 7 Page 22 of 40 2' 7 3/4' Total area: 109.35 Sq. Ft. 42'-3" over the parapet ONE III SET OF FLEX FACE CHANNEL LETTERS/LED ILLUMINATED/ WITH PLEX FACES WITH VINYL GRAPHIC ON'O'CHARACTER/ MOUNTED TO STRINGER SUPPORTS WITH OVER THE WALL TUBE SUPPORT STRUCTURE COPY =WHITE PLEX LOGO = WHITE PLEX WITH GRAYANYLTO MATCH BUILDING FASCIA (EXACTTBD) ON'O'CHARACTER ONLY RETURNS = BLACK TRIMCAP= 1"WHRE STRINGERS/SUPPORTS=TBD (TO MATCH FASCIA) C7 REFERENCE 2'-1 3/s" PROJECT: ORTHODONTIC EXPERTS DATE: 6-5-2024 REVISIONS: CLIENT APPROVAL: 1141cy'53SIGN 1700 W Higgins Rd DRAWING: DJ-0238-1 1. Resize to max. code, remove channel logo and By signing this prim, I understaM that i am aaepemg an aspects dtnis drug. Des Plaines, IL add gray vinyl to'O'character 6-5-24JB This Includes ai slpeeincagom, dimensions, spelling and all other U� GROUPREFERENCE: represMations nerem. ialsoundd that edo,represe rations on �sprin t REP: DJ Hovis 219-354-6759 PROJECT# 240060 are approximate, and may not march aduai colors produced. Exhibit B Page 36 of 40